New Construction
For Sale
$249,900
1235 E Houston St NE, Paris, TX 75460
Corner-lot duplex with two occupied units, updated finishes, and convenient access to retail, worship, and health facilities.
Property Size1,680 SF
Price / SF$148.75
Days on Market130
Property Features for 1235 E Houston St NE
General Information
Standard status
Active
Size
1,680 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
washer-dryer hook-ups
granite countertops
luxury vinyl plank flooring
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Glass Land and Home LLC
(903) 785-8457
Listed By:
Karen Marsh · License #0541391
Source:
Realestatestation
Added: Apr 22
Changed: Aug 28
Last Checked: Aug 28 at 9:14PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Glass Land and Home LLC
Investment Insights
Based on property information with market context.
Completed in 2026, this 1,680-square-foot duplex sits on a corner lot and includes two separately configured residences. Each unit offers 2 bedrooms, 2 full baths, a living room, and a combined kitchen-dining area. Washer-dryer hookups, all-electric service, granite countertops, and luxury vinyl plank flooring are included throughout the property.
Both units are currently rented. The property also provides access to nearby retail, worship, and health facilities, adding convenience for residents and supporting its existing income-producing use.
Both units are currently rented. The property also provides access to nearby retail, worship, and health facilities, adding convenience for residents and supporting its existing income-producing use.
Key Highlights
- Newly completed duplex constructed in 2026
- 1,680 SF property on a corner lot
- Each unit includes 2 bedrooms and 2 full baths
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,561
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.43%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$271,220
$271.2K
Cap Rate 7%
$193,729
$193.7K
Cap Rate 9%
$150,678
$150.7K
Market Conditions
NOI Build-Up for 1,680 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$20.8K $12.36/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$19.4K $11.53/SF
− OpEx
−$5.8K −$3.46/SF
NOI
$13.6K $8.07/SF
Area
Lamar County, TX
Vacancy
6.70%
Lease Rate
$12.36 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$271,220
Cap Rate 7%
$193,729
Cap Rate 9%
$150,678
Alternative Uses
Best Use
Multifamily LT 5
$193.7K
$169.5K – $226.0K
NOI $13,561 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$174.6K
$152.8K – $203.8K
NOI $12,225 @ 7.0% cap · market cap 4.89%
Theoretical Best
Hotel Hospitality
$1.27M
$1.11M – $1.48M
NOI $88,578 @ 7.0% cap · market cap 35.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
201
Businesses Nearby
Explore this area
Business Placement
Demographics for 75460, TX
22,925
Population
11,210
Households
2
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
225
Density / Sq Mi
$44,241
Median Household Income
$30,546
Median Earnings
$895
Median Rent
$123,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Corner-lot duplex with two occupied units, updated finishes, and convenient access to retail, worship, and health facilities.
Where is this duplex located?
The property is located at 1235 E Houston St NE Paris, TX.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Newly completed duplex constructed in 2026; 1,680 SF property on a corner lot; Each unit includes 2 bedrooms and 2 full baths
